Real Estate Investing in Caldwell, Idaho (83607)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 83607 (Caldwell, ID)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- Flat appreciation: Values have barely moved over 5 years (0.5% CAGR).
What’s happening in Caldwell, ID (83607)?
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Market Analysis: 83607 Caldwell
Investors eyeing 83607 need to respect the fundamentals at play. Home values of $457K come alongside slower price movement and elevated management overhead.
The investment case in 83607 is solid only for operators who understand what they are buying. A $457K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 83607 and stronger Caldwell ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A notable renter share of 19% in 83607 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 83607 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Caldwell:
Property Strategy for 83607
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $436,430 | $1,710 | 2.8% | +6.4% | $218,215 |
| 3BR | $394,298 | $2,380 | 4.3% | +6.3% | $131,433 |
| 4BR | $487,414 | $2,860 | 4.2% | +6.3% | $121,854 |
| 5BR | $663,838 | — | — | +7.6% | $132,768 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 83607 Compare?
| Metric | 83607 | Caldwell | Boise City, ID | Idaho |
|---|---|---|---|---|
| Home Value | $456,735 | $416,221 | N/A | $465,545 |
| 5-Year CAGR | 0.5% | 0.8% | N/A | 7.2% |
| Avg Rent | $2,079 | $1,792 | N/A | - |
| Cap Rate | 3.6% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 83607 (Caldwell, ID). Anonymous, moderated, never written by AI.
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Property managers serving Canyon County
Manage rentals here? List your business →Ace Property Management is a bilingual full-service management company in Nampa, Idaho, with 29 years of experience, including 16 years managing for the Federal Government. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $456,735 |
| Monthly Rent | $2,079 |
| Price-to-Rent | 18.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 4.1% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +1.8% ▲ |
| 5-Year CAGR | +0.5% ▲ |
| 10-Year CAGR | +9.5% ▲ |
🏠 Rent Trends
| 1-Year | +5.8% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.6%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 83607
Population: 33,804
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 83607
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 5,503 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much rent can I charge in Caldwell, ID?
Caldwell, ID rentals go for roughly $2,079/mo a month. That puts gross yield in solid territory relative to $457K acquisition costs.
Do landlords face vacancy issues in Caldwell, ID?
Rental vacancy in Caldwell, ID is elevated. Investors should budget normal turnover but not chronic empty units.
Is Caldwell, ID a smart market for rental property?
With a 2.0/5 investability score, Caldwell, ID ranks as a solid market for rental property investors. Median prices of $457K and rents of $2,079/mo drive the underlying numbers.
What is the best play in Caldwell, ID?
For Caldwell, ID, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How do landlord-tenant laws work in Caldwell, ID?
ID law landlord-friendly for landlords, and Caldwell inherits those rules. Investors should still review local ordinances for rental licensing.
You know 83607 now. You don’t know where it ranks.
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How 83607 ranks in Boise City, ID
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